난생처음, 부동산 투자를 하는 사람들을 위한 부동산 투자 법칙 “전세 계약이 끝났는데 집주인이 보증금을 돌려주지 않아요.” “경매로 낙찰받은 집인데 유치권이 걸려 있네요. 대출도 안 되고 명도도 어렵습니다.” “급하게 매도하려는데 팔리지가 않네요….” 부동산학 교수인 저자는 오랜만에 연락 오는 지인들의 고민이 하나같이 이미 문제가 발생한 뒤의 후속 조치에 관한 것이라는 사실에 주목했다. 이 책은 그러한 경험에서 출발했다. 이러한 대부분의 문제들이 거래 전에 기본적인 개념과 절차만 알았더라도 충분히 피할 수 있는 상황들이기 때문이다. 부동산은 더 이상 전문가만의 영역이 아니다. 누구나 살아가면서 한 번쯤은 임대차계약을 하고 내 집 마련이나 전세 사기를 걱정하게 될 수 있기 때문이다. 그런데 막막하게 느껴지는 부동산, 어디서부터 시작해야 할까? 이 책 《생애 처음 만나는 부동산 교과서》는 집을 구하고 계약하는 기본적인 과정부터, 청약·경매·투자·세금까지 일상 속에서 반드시 마주하게 되는 부동산 문제 전반을 알기 쉽게 풀어낸 생활 밀착형 실무 입문서다.

차 례 프롤로그································································································ 4 제1장 난생처음, 내 집 찾기 1. 내 집 찾는 첫걸음············································································ 14 2. 매매가 좋을까? 전세가 좋을까? 월세로 살아볼까?···································· 19 3. 집은 언제 사야 좋을까?····································································· 24 4. 계약 전 확인사항············································································· 27 5. 이사와 입주 생활············································································· 30 | 에스크로 제도 |················································································ 33 제2장 부동산 등기의 이해 1. 부동산 공적장부·············································································· 36 2. 부동산 등기의 이해·········································································· 46 3. 부동산 등기의 해석·········································································· 49 4. 거래 시 주의해야 할 등기사항····························································· 55 | 건폐율과 용적률 |·············································································· 66 제3장 계약서 작성과 특약 1. 계약서 작성 전 확인사항···································································· 68 2. 거래계약서 일반약정의 의미······························································· 70 3. 계약서 특약···················································································· 75 4. 매수인에게 유리한 특약····································································· 77 5. 임차인에게 유리한 특약····································································· 79 | 강행규정 |······················································································· 81 제4장 부동산 거래 관련 법 1. 계약의 일반···················································································· 84 2. 부동산 계약의 종류·········································································· 86 3. 계약의 효력요건·············································································· 88 4. 계약의 무효 사유············································································· 89 5. 계약의 취소···················································································· 91 6. 계약의 해제···················································································· 93 7. 계약금과 중도금은 얼마가 적당한가?···················································· 97 | 사적자치의 원칙 |·············································································· 99 제5장 주택임대차보호법 1. 주택임대차법의 성격과 적용······························································102 2. 대항력과 우선변제권·······································································105 3. 임대차 기간···················································································111 4. 차임증감청구권과 월차임 전환률························································115 5. 보증금의 반환················································································117 6. 주택임대차 관련 잦은 문의사항··························································119 | 계약의 갱신과 재계약의 차이 |·····························································121 제6장 상가건물임대차보호법 1. 상가임대차법의 목적과 적용 범위························································124 2. 대항력과 우선변제권·······································································126 3. 계약 갱신 요구권과 차임증감청구························································129 4. 권리금·························································································132 5. 차임 연체와 계약 해지······································································138 6. 투자 시 확인해야 할 상가임대차법·······················································142 | 과밀억제권역 |················································································144 | 준대규모 점포의 권리금 회수 기회 보호 |················································145 제7장 부동산 경매 1. 부동산 경매란?··············································································148 2. 부동산 경매 진행 절차······································································152 3. 말소기준등기·················································································154 4. 경매 시 주의사항············································································157 5. 초보 투자자를 위한 부동산 경매·························································162 | 무료로 경매 정보를 볼 수 있는 사이트 |·················································164 제8장 임대주택의 모든 것 1. 공공임대주택 제도··········································································168 2. 주택임대사업자··············································································171 3. 임대주택과 보증금 반환보증······························································182 4. 주택임대차계약 신고제·····································································186 | 부동산 정책이란 무엇인가? |·······························································189 제9장 주택청약 1. 주택청약 제도의 이해·······································································192 2. 청약통장 상품················································································193 3. 청약 신청 및 당첨자 선정··································································195 4. 부동산 투자의 시작, 아파트 청약························································200 | 청년주택드림 청약통장 |····································································205 제10장 부동산 투자 1. 부동산 투자의 의의·········································································208 2. 부동산 투자와 투기·········································································210 3. 부동산 시장의 참여자·······································································212 4. 부동산 투자 결정 시 고려해야 할 사항··················································214 5. 부동산 종류별 투자 특징···································································218 6. 투자 유형별 특징과 장단점································································232 | 임대 수익률과 레버리지 |···································································252 제11장 부동산 소비자 금융 1. 기본 용어의 이해············································································256 2. 투기과열지구와 조정대상지역····························································259 3. 대표적인 정책자금 대출····································································264 4. 대출 관련 검토사항········································································268 | 부동산의 특성 |···············································································271 제12장 부동산과 세금 1. 세금의 분류···················································································274 2. 취득세·························································································275 3. 재산세와 종합부동산세·····································································278 4. 양도소득세····················································································281 | 공정시장가액비율 |···········································································286 제13장 알아두면 쓸모 있는 부동산 상식 1. 공인중개사 제도·············································································290 2. 동네 부동산 활용············································································297 3. 업무보증(공제증서 등)의 의미·······························································300 4. 알아두면 쓸모 있는 부동산 상식·························································303 | 상권 |····························································································306

▷ 처음 집을 사려는 경우라면 ‘회복기 초입’이 가장 이상적이다. 가격이 막 반등하려는 시점, 즉 정부 규제가 완화되거나 금리 인하 기조가 나타나는 때를 포착하는 것이 좋다. 다만, 이러한 사이클은 그 시점을 판단할 때, 정해진 법칙대로 정대칭의 그래프로 나타나지 않는 경우가 대부분이다. 따라서, 지나고 나면 언제가 무슨 시기인지 판단해볼 수 있지만, 현재가 어느 사이클에 해당하는지 판단이 모호하다. 이때는 가격보다 거래량을 중심으로 살펴볼 필요가 있다.
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▷ 마음에 드는 집을 정해 계약을 진행하려고 할 때, 가장 먼저 준비하고 확인해야 할 사항이 무엇일까? 대부분의 사람들에게 이런 질문을 던지면 돌아오는 대답은 ‘계약금을 준비해야 한다’이다. 몇 번의 부동산 거래계약 경험이 있는 사람들은 ‘이체 한도를 확인한다’라고 하기도 한다.
물론 계약금과 이체 한도의 확인도 중요하지만, 그보다 사전에 확인해야 할 사항이 있다. 먼저 공적 장부를 통해 해당 부동산에 대한 정확한 확인이 필요하다.
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▷ 부동산 경매는 채무자 (돈을 빌린 사람 등)가 채권 (빌린 돈)을 상환하지 못할 때 부동산을 팔아 빚을 갚게 하는 제도다. 이때, 여러 사람에게 경쟁을 붙여 판매하는 금액이 높아지면 돈을 빌린 사람은 비싼 가격으로 팔게 되어 상환할 수 있는 금액이 많아져 좋고, 돈을 받는 사람도 빌려준 돈을 최대한 받을 수 있어 좋다. 또한, 부동산을 판매하는 과정 자체가 돈을 빌려준 사람이 아닌 법원을 통해 진행되기 때문에 공정하게 판매된다는 장점도 있다.
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▷ 부동산 경매는 ‘시세보다 저렴하게 부동산을 사는’ 장점이 있다고 앞서 살펴보았다. 여기서 주의할 점은 ‘저렴하게’이지, ‘산다’는 개념이 아니라는 것이다. 간혹, 입찰자가 몰리거나, 경매 정보 사이트의 조회 수가 높다거나, 경매 관련 유튜브에 소개되는 등 많은 사람이 관심을 갖는다고 해서 입찰가를 시세보다 높게 결정하는 경우가 있는데, 이럴 경우 차라리 급매물을 사는 것이 더 유리할 수도 있다.
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▷ 투자는 생산활동을 통해 장래의 수익을 획득할 것을 목적으로 합리적인 안정성과 원금의 궁극적인 회수를 전제로 일정 기간 동안 특정 자산에 자본을 투입하는 것을 의미한다. 즉, 장래의 불확실한 수익을 위해서 현재의 확실한 소비를 희생하는 행위를 ‘투자’라고 한다. 부동산 투자는 부동산을 대상으로 장래의 수익을 얻기 위해 현재의 대가를 희생하는 것이다.
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▷ 모든 부동산 투자는 실물 경기와 부동산 정책, 금리 변동 등으로 시세 변동의 위험이 있다. 또한, 다른 투자와는 달리 애초에 투자 전략을 가능한 한 장기적인 관점에서 바라봐야 그나마 수익률을 높일 수 있다. 단기 시세차익을 노려 투자하면 세금 등으로 인해 제대로 수익을 실현하기 어려울 수도 있다. 또한, 개발 호재에 대한 분석과 건물의 경우 임대 수요 등도 확인해야 한다. 때로는 부동산 종류에 따라 투자 자금의 회수 시기와 투자 수익의 포커스가 달라지기도 한다.
-p. 218

▷ 초보 투자자의 경우, 현재 임대료 수익률만 보고 투자를 결정하는 것에도 주의를 기울여야 한다. 임차인은 영업이 어려워지면 임대차 기간 종료 후 나가면 그만이지만, 투자자는 임차인이 없는 건물도 본인 소유다. 다시 이전 수준 이상의 임대료를 낼 수 있는 임차인을 구해야 하는데, 주변 시세와 비교해 경쟁력이 없으면 임차인 구하기가 어려워진다. 따라서, 투자 시점에서 임차인이 있다고 하더라도 현재 임대료 수준이 주변 시세에 비해 어느 정도의 경쟁력이 있는지, 현재 임차인이 나가면 어렵지 않게 신규 임차인을 구할 수 있는지도 살펴야 한다.
-p. 225
▷ 동네 부동산을 가장 잘 활용하는 방법은 평생 나와 함께할 수 있는 공인중개사를 만나는 것이다. 단순한 전·월세뿐만 아니라, 매매와 투자에 이르기까지 내 생애 전반에 관한 부동산 문제를 함께 고민하고 해결해나갈 수 있는 동반자를 만드는 것이다. 물론 생각처럼 쉬운 일은 아니다. 다만, 모든 사람 관계가 그러하듯 지속적인 노력과 상호 간의 신뢰를 기반으로 만들어가는 관계라면, 더할 나위 없이 좋다. 최근, 사회문제화되는 전세사기 등도 주변에 이런 공인중개사가 있었다면 상당수 줄일 수 있었을 문제라고 생각한다.
-p. 299

원룸계약에서 부동산 투자까지 실생활에 바로 활용 가능한, 세상에서 가장 쉬운 부동산 입문서 이 책은 복잡하다고 느껴지는 계약서, 이해하기 어려운 부동산 법률, 자주 바뀌는 부동산 제도 등으로 부동산은 어렵다고만 생각하는 일반 독자들을 위해 실생활에서 바로 활용 가능한 부동산 상식과 꼭 필요한 법적 절차를 알기 쉽게 다루었다. 단 한 번의 실수가 큰 손해로 이어질 수 있는 부동산 거래에서부터 꼭 알아야 하는 주택청약, 임대차보호법 등 다양한 정책과 제도들을 초보자의 눈높이에서 쉽게 설명하는 데 중점을 두었다. 학교를 졸업하고 타지에서 처음 집을 구하는 청년들이나 이제 막 부동산 투자를 시작한 초보자들에게 꼭 필요한 내용을 13개의 장으로 나누어 구성했다. ‘제1장 난생처음, 내 집 찾기’에서는 집을 구할 때 어떤 과정을 통해 구해야 하고, 단계별 주의점이 무엇인지, 또한 매매와 전세, 월세 중 무엇을 선택하면 좋을지 살펴본다. ‘제2장 부동산 등기의 이해’에서는 부동산 등기사항증명서 및 각종 공적 장부의 발급 방법과 그 특징 및 해석 방법을 다루었다. ‘제3장 계약서 작성과 특약’에서는 계약서의 의미를 자세히 살펴보고, 특약의 종류 중 매수인과 임차인에게 각각 유리한 특약에 대해 살펴본다. ‘제4장 부동산 거래 관련 법’에서는 부동산 거래의 기본이 되는 민법상 계약의 성립과 무효, 취소, 해제 관련 중요한 법 규정을 살펴본다. ‘제5장 주택임대차보호법’에서는 주택임대차법의 핵심적인 사항에 대해 구체적으로 살펴본다. ‘제6장 상가건물임대차보호법’에서는 상가임대차법의 핵심이 되는 주요 사항과 판례를 통한 그 적용 사례를 살펴본다. 우리는 살아가면서 자신의 의도 여부와 관계없이 다양한 삶의 현장에서 부동산 경매를 마주하게 된다. ‘제7장 부동산 경매’에서는 살면서 만나는 다양한 경매에 대해 일반적인 사항을 살펴보기로 한다. ‘제8장 임대주택의 모든 것’에서는 민간임대주택에 관한 특별 법에서 규정하고 있는 사항과 다양한 임대주택의 제도와 특징에 대해 살펴본다. ‘제9장 주택청약’에서는 일반적인 부동산 청약의 개념과 당첨 제도를 살펴보고, 상대적으로 당첨의 확률이 낮은 청년세대가 준비해야 하는 청약 상품을 알아본다. ‘제10장 부동산 투자’에서는 모두가 관심을 갖는 부동산 투자에 대해 좀 더 이론적으로 접근해보고 실제 부동산 투자 시 어느 지역의 어떤 부동산에 투자하라는 내용보다는 부동산 투자 초보자가 겪는 오류를 사전에 방지하는 것에 그 초점을 맞춰보고자 한다. 또한, 부동산의 종류별, 투자 유형별 각각의 주의점을 살펴본다. 결국, 손해를 보지 않는 것이 가장 안전한 투자의 시작이 될 것이다. ‘제11장 부동산 소비자 금융’에서는 개인 부동산 금융(대출 등)에 대해 살펴본다. ‘제12장 부동산과 세금’에서는 부동산 취득과 보유, 양도 시 발생하는 세금의 종류 및 특징에 대해 살펴본다. 또한, 세금 관련 제도는 정부의 시기별 부동산 정책에 따라 자주 변경될 수 있으므로, 해당 시기에 적용되는 세금 관련 사항을 반드시 확인해야 한다. ‘제13장 알아두면 쓸모 있는 부동산 상식’에서는 ‘개업공인중개사 사무소’인 동네 부동산과 잘 알려지지 않은 부동산 상식에 대해 살펴본다.